Foundation and Crawlspace Inspections

In the Los Angeles area, we have two basic foundation types: Raised foundation with a crawlspace and slab construction. Some houses, such as hillside homes, may have a combination of foundation types. Homes with basements exist but are only a small percentage of Los Angeles area homes.

Inspecting the Crawlspace

Inspecting a crawlspace
Inspecting inside a crawlspace

On a raised foundation, the crawlspace is the area under the home, between the soil and the bottom of the floor. This area is often dark, cramped, and not an area most homeowners ever go in. Crawlspaces are often the heart of a home inspection, because even a house with few visible issues may be hiding serious problems in the dark.

At IM Home Inspections, our inspectors will enter all areas of the crawlspace that are accessible, and take photos of any visible issues.

Our inspectors are looking for

  1. The walls and floors for signs of cracking, settlement, and moisture intrusion
  2. Pier and post-construction for signs of damage, non-standard repairs, or other irregularities
  3. The presence or absence of any earthquake bolting
  4. The presence or absence of any insulation
  5. Sign of damage or irregularities in the framing and subfloor.
  6. Conditions of visible pipes, including leaks, corrosion, and materials used.
  7. Condition of any visible electrical
  8. The presence of any wildlife that may need require referring to a licensed pest inspector.
  9. Anything else that is just out of the ordinary that may require attention.
Inside a crawlspace
A bad peri under a home
Do you want this holding up your house?
Standing water and corroded pipes in a crawlspace
Standing water and corroded pipes in a crawlspace

Slab Foundations

A slab foundation is made of concrete that is typically 4″–6″ thick in the center. The concrete slab is often placed on a layer of sand for drainage or to act as a cushion. Houses built on a slab lack crawlspaces, and there is no space under the floor. While inspectors can not directly see the slab, we can make reasonable assumptions about the condition of the slab by looking for cracked walls, looking for windows and doors that do not open and close, and any other signs of settlement.

Book your home inspection now by calling 818-298-3405 or book online here.